Capital gains tax calculator
Your net capital gain after losses and the CGT discount, and the extra tax at 2026–27 rates.
Australian residents who owned an asset for at least 12 months can reduce a capital gain by 50% after applying capital losses. In the ATO's example, a property sold for $350,000 with a cost base of $162,500 makes a capital gain of $187,500, and a net capital gain of $93,750 after the discount. That amount is added to taxable income: on top of $90,000 of other income it adds about $33,413 in tax at 2026–27 resident rates.
Net capital gain
$93,750
added to your taxable income
- Capital gain before losses and discount
- $187,500
- After capital losses
- $187,500
- CGT discount
- $93,750
- Extra tax at 2026–27 rates (with Medicare levy)
- $33,413
- Cost base: $162,500 (46.4%)
- Covered by capital losses: $0 (0%)
- CGT discount: $93,750 (26.8%)
- Net capital gain (taxed): $93,750 (26.8%)
Show the numbers as a table
| Part | Amount | Share |
|---|---|---|
| Cost base | $162,500 | 46.4% |
| Covered by capital losses | $0 | 0% |
| CGT discount | $93,750 | 26.8% |
| Net capital gain (taxed) | $93,750 | 26.8% |
How it is worked out
- Capital gain = capital proceeds − cost base.
- Subtract capital losses for the year, then any unapplied net capital losses from earlier years.
- If eligible, reduce what is left by 50%. The result is your net capital gain, which is part of your assessable income.
- Foreign and temporary residents can't use the full discount for gains after 8 May 2012; an apportioned discount may apply and isn't calculated here.
- The main residence exemption, small business concessions and the indexation method are not covered.
Sources
- ATO: CGT discount (updated 29 June 2026)
- ATO: Guide to capital gains tax 2026 – How to work out your capital gain or capital loss
Figures last checked against official sources: . General information, not financial or tax advice.
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Terms on this page
- ATO · Australian Taxation Office
- The Australian Government agency that runs the tax and super systems.
- AUD · Australian dollars
- All amounts on this site are in Australian dollars unless stated.
- CGT · Capital gains tax
- Tax on the gain made when you sell or dispose of an asset such as shares or an investment property; the net gain is added to your taxable income.